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HomeMy WebLinkAboutInformation Report 08-19�'e� �� Information Report to n�� V c�� n�� Planning & Development Committee �� ■�� � � � Report Number: 08-19 Date: May 6, 2019 From: Catherine Rose, MCIP, RPP Chief Planner Subject: Zoning By-law Amendment Application A 01/19 Draft Plan of Subdivision Application SP-2019-01 Draft Plan of Condominium Application CP-2019-01 Marshall Homes (Finch) Ltd. Part of Lots 31 and 32, Concession 2 South, Now Parts 2 to 4 and 6, 40R-29566 and Part 2, 40R-29965 (On Finch Avenue, west of Rosebank Road) Purpose of this Report The purpose of this report is to provide preliminary information regarding applications for Zoning By-law Amendment, Draft Plan of Subdivision, and Draft Plan of Condominium, submitted by Marshall Homes (Finch) Ltd. to facilitate a residential condominium development. This report contains general information on the applicable Official Plan and other related policies, and identifies matters raised to date. This report is intended to assist members of the public and other interested stakeholders to understand the proposal. The Planning & Development Committee will hear public delegations on the applications, ask questions of clarification, and identify any planning issues. This report is for information and no decision is to be made at this time. Staff will bring forward a recommendation report for consideration by the Planning & Development Committee upon completion of a comprehensive evaluation of the proposal. 2. Property Location and Description The subject lands are located on the north side of Finch Avenue, west of Rosebank Road and south of the Canadian Pacific Railway (CPR) corridor within the Rouge Park Neighbourhood (see Location Map, Attachment #1). The subject lands comprise four properties having a combined area of approximately 1.95 hectares with approximately 102 metres of frontage along Finch Avenue. The subject lands are currently occupied by two detached dwellings and two accessory structures, which are proposed to be demolished. The remaining lands are vacant with a cluster of trees within the northwest corner of the site that are also proposed to be removed to accommodate the development (see Air Photo, Attachment #2). Surrounding land uses include: North: Immediately to the north is the York/Durham truck sanitary sewer, and further north is the Canadian Pacific Railway corridor and the Enbridge Pipeline. East: Immediately to the east is a detached dwelling on a large lot. Further east is an established residential subdivision consisting of single and semi-detached dwellings fronting onto Rougewalk Drive and Mahogany Court. Information Report No. 08-19 Page 2 South: Across Finch Avenue are large residential lots fronting onto Finch Avenue that support detached dwellings, and further south is the Hydro Corridor. West: Immediately to the wesf are lands owned by Infrastructure Ontario (10) that contain a woodlot. Further west is a property owned by the Region of Durham containing a water-tower, and a large woodlot owned by 10. 3. Applicant's Proposal The applicant has submitted applications for Zoning By-law Amendment, Draft Plan of Subdivision, and Draft Plan of Condominium to facilitate a residential common element condominium development consisting of 38 lots for detached dwellings accessed through an internal private road (see Submitted Conceptual Site Plan, Attachment #3). Vehicular access to the internal private road is to be provided through two full-move accesses from Finch Avenue. One access will be provided on the easterly portion of the lands while the other on the westerly portion. A 1.5 metre wide pedestrian walkway is proposed along one side of the private road. The table below summarizes the key details of the proposal and the requested zoning development standards Net Residential Density 18 units per net hectare Lot Frontages Ranging between 11.3 metres and 16.1 metres Lot Area Minimum 320 square metres Building Height 3 storeys (11.5 metres approximately from the established grade to the mid-point of the peaked roofl Front Yard Setback Setback to building: 4.5 metres Setback to garage: 6.5 metres Interior Side Yard: 1.2 metres on one side & 0.6 of a metre Side Yard Setbacks on the other side Flankage Side Yard: 2.5 metres Rear Yard Setback Minimum 6.5 metres Coverage 50 percent Resident: 4 spaces per unit (2 spaces within a garage and Vehicular Parking 2 spaces on the driveway) Visitor: 11 spaces at a minimum rate of 0.25 spaces per unit Common outdoor 252 square metres Amenity Area Information Report No. 08-19 Page 3 The application for Draft Plan of Subdivision is to create a single block (see Submitted Draft Plan of Subdivision, Attachment #4). This is a technical requirement to allow the applicant to create the privately owned parcels of tied land through a process called "lifting part lot control". The application for Draft Plan of Condominium will establish the common elements of the proposal (see Submitted Draft Plan of Condominium, Attachment #5). The common element features include the community mailbox, the private amenity space, the water meter room, visitor parking areas, the private road, and the internal pedestrian walkway. The development will be subject to site plan approval. 4. Policy Framework 4.1 Durham Regional Official Plan The Regional Official Plan designates the subject lands as "Living Areas". The "Living Areas" designation shall be used predominately for housing purposes. The Plan also states that lands within the Living Area designation shall be developed in compact urban form through higher densities and by intensifying and redeveloping existing areas, particularly along an arterial road. Finch Avenue is designated as a Type `B' Arterial Road. Type `B' Arterial Roads are designed to carry large volumes of traffic at moderate to high speeds, have some access restrictions and generally have a right-of-way width ranging from 30 to 36 metres. Type `B' Arterial Roads generally permit private access located a minimum of 80 metres apart in Urban Areas. The proposal generally conforms to the Durham Regional Official Plan. 4.2 Pickering Official Plan The subject lands are located within the Rouge Park Neighbourhood and are designated "Urban Residential Areas — Low Density Area". This designation primarily provides for residential or related uses at a maximum net residential density of up to an including 30 units per net hectare. The proposal will result in a net residential density of approximately 18 units per net hectare, which falls within the permitted density range. Portions of the subject lands along the north and west boundary are designated "Open Space System — Natural Areas". The Natural Areas land use designation is further identified as "Significant Woodlands" and "Rouge-Duffins Wildlife Corridor". An Environmental Impact Study is required for proposals within 120 metres of a natural heritage or hydrologic feature. The Rouge Park Neighbourhood Policies discourage designs which require the use of reverse frontages, berms and significant noise attenuation fencing adjacent to Finch Road. The policies also require new developments to have regard for the Rouge Park Management Plan, and encourage the retention of environmentally sensitive lands. Information Report No. 08-19 Page 4 4.3 Rouge Park Neighbourhood Development Guidelines The Rouge Park Neighbourhood Development Guidelines are intended to ensure lands within the neighbourhood are developed in a cohesive, well-designed neighbourhood. In review of development proposals, the following broad goals of the guidelines are to be considered: • develop a strong visual and physical relationship with Finch Avenue through enhanced flankage elevations featuring ample glazing, entrances and architectural detailing; • maintain a connection with surrounding natural areas and existing neighbourhood, which can be accomplished through careful design and placement of internal road, walkways and siting of buildings; and • residential areas to feature a variety of housing types of high-quality design arranged on efficient street patterns. The Rouge Park Neighbourhood Map and the Rouge Park Neighbourhood Development Guideline — Tertiary Plan identifies the future westerly extension of Rougewalk Drive connecting to Finch Avenue. The future extension is shown crossing east-west through 450 Finch Avenue (which is immediately east of the subject lands) and continuing through into the subject lands. The Guidelines recognize that a network of both public and private roads will be required within the developable area of the neighbourhood to provide for permeability and to facilitate efficient vehicular and pedestrian circulation. For ground-rented dwellings (detached, semi-detached, and townhouses), attention to a dwelling's relationship with the street is important. Accordingly, their design should consider the following principals: • homes should feature prominent main entrances that are easily identifiable and visible from street; • homes should provide windows and doorways at the front face of the house to provide "eyes on the street"; • homes should offer an amenity area that accommodates opportunity for street-side interaction; and • garages should be scaled and integrated with the design of a house such that it is not the dominant aspect of the home. The proposed development will be reviewed in detail to ensure the requirements of the Rough Park Neighbourhood policies and the applicable Rouge Park Neighbourhood Development Guidelines have been maintained. 4.4 Zoning By-law 3036 The subject lands are currently zoned "A" — Rural Agriculture Zone within Zoning By-law 3036, as amended, which permits one detached dwelling per lot, home occupations and various agricultural and related uses. The applicant is requesting to rezone the subject lands to an appropriate residential zone category with site-specific perFormance standards to facilitate the proposal. Information Report No. 08-19 5 5.1 5.2 Comments Received 'Resident Comments As of the writing of this report, no comments or concerns have been received. Agency Comments Region of Durham . no comments received at the time of writing this report Page 5 Canadian Pacific . support the recommendations of the Environmental Noise Railway (CP) Assessment, prepared by YCA Engineering Ltd., dated May 2018 • require a warning clause to be inserted in all offers to purchase, agreements of purchase and sale or lease and in the title deed or lease of each dwelling within 300 metres of the railway right-of-way, warning prospective purchasers or tenants of the existence of the Railway's operating right-of-way; the possibility of alterations including the possibility that the Railway may expand its operations • a vibration analysis is not required due to the distance to the CP track • should the proposed dwellings be located within 75 metres of the CP property line, a berm will be required to be constructed to the technical standards of CP • CP Railway requires dwellings to be setback a minimum of 30 metres from the railway right-of-way; the proposed dwellings will maintain the required setback � • any proposed utilities under or over railway property to serve the develbpment must be approved prior to their installation and be covered by the Railway's standard agreement Metrolinx • the subject lands are located greater than 300 metres from a GO Transit rail corridor and/or facility • no comments or concerns Durham District • approximately 19 elementary could be generated through the School Board proposed development • pupils generated through this development will attend existing school facilities' Durham Catholic . no objections to the proposed development School Board . students from this development will attend St. Elizabeth Seton Catholic Elementary School and St. Mary's Secondary Catholic School Information Report No. 08-19 6. City Department Comments 6.1 Engineering Services Department At the time of writing, no comments have been received. 6.2. Planning & Design Section Comments Page 6 The following is a summary of key concerns/issues or matters of importance raised to date. These matters, and other identified through the circulation and detailed review of the proposal, are required to be address by the applicant prior to a final recommendation report to Planning & Development Committee: • ensuring conformity with all applicable statutory policies of the Provincial Policy Statement (2014), the Growth Plan for the Greater Golden Horseshoe (2017), and the Durham Regional Official Plan • ensuring conformity with the City's Official Plan and Neighbourhood policies and Development Guidelines • ensuring an Environmental Impact Study is submitted to the satisfaction for the City and the Toronto and Region Conservation Authority (TRCA) • ensuring that the future extension of Rougewalk Drive can be accommodated without traversing through the subject lands • ensuring the minimum separation distance between the proposed accesses along Finch Avenue meets the Region's minimum private access spacing requirements • evaluating the appropriateness of the proposed site layout, building setbacks, building heights, and landscaping to ensure the City's urban design objectives are achieved • assessing if the proposed amenity space is of sufficient size to accommodate amenity features such as a children's play structure, landscaping and seating area • expanding the boundaries of the draft plan of subdivision, draft plan of condominium and zoning by-law amendment to include other lands owned by the applicant: • the 0.12 of a hectare parcel of land located adjacent to the west boundary draft plan • the 0.145 of a hectare parcel of land located at the northeast boundary of the draft plan • ensuring appropriate supporting studies are completed should the boundary of the applications be expanded .to include these additional lands • ensuring the landowner pays its proportionate share of the cost of the Rouge Park Neighbourhood Study and the cost of the stormwater management pond • further issues may be identified following receipt and review of comments from the circulated departments, agencies and public The City Development Department will conclude its position on the application after it has received and assessed comments from the circulated departments, agencies, and public. 7. Information Received Copies of the plans and studies listed below are available for viewing on the City's website at pickering.ca/devapp or in person at the office of the City of Pickering, City Development Department: Information Report No. 08-19 Page 7 • Draft Plan of Subdivision, prepared by Design Plan Services, dated December 6, 2018 • Draft Plan of Condominium, prepared by Design Plan Services, dated December 5, 2018 • Planning Rationale, prepared by Design Plan Services, dated December 2018 • Sustainable Development Report, prepared by Design Plan Services, dated December 2018 • Draft Zoning By-law • Site Plan, prepared by Hunt Design Associates, dated March 23, 2018 • Traffic Brief, prepared by Trans-Plan, dated January 2018 • Site Screening Questionnaire (402 Finch Ave.), prepared by Terrapex Environmental Ltd., dated August 14, 2017 • Phase One ESA (390 & 398 Finch Ave.), Terrapex Environmental Ltd., dated January 16, 2018 • Phase One ESA (414 Finch Ave.), prepared by Terrapex Environmental Ltd., dated January 9, 2018 • Phase One ESA (422 Finch Ave.), prepared by Terrapex Environmental Ltd., dated January 8, 2018 • Phase Two ESA (390 & 398 Finch Ave.), Terrapex Environmental Ltd., dated January 24, 2018 • Phase Two ESA (414 & 422 Finch Ave.), prepared by Terrapex Environmental Ltd., dated January 10, 2018 • Geotechnical Investigation Report (390 & 398 Finch Ave.), prepared by Alston Associates, dated November 28, 2017 • Geotechnical Investigation Report (414 & 422 Finch Ave.), prepared by Alston Associates, dated April 7, 2017 • Supplementary Geotechnical Investigation (402 Finch Ave.), prepared by Alston Associates, dated August 9, 2017 • Stage 1& 2 Archaeological Assessment (390 & 398 Finch Ave.), prepared by ASI, dated December 27, 2017 • Stage 1& 2 Archaeological Assessment (402 Finch Ave.), prepared by dated September 27, 2017 • Stage 1& 2 Archaeological Assessment (414 & 422 Finch Ave.), prepared by ASI, dated July 20, 2017 • Functional Servicing & Stormwater Management Report, prepared by Candevcon Ltd., dated December 2018 • Environmental Noise Assessment, prepared by YCA Engineering Ltd., dated May 2018 • Landscape Plan, prepared by Cosburn Nauboris Ltd., dated November 21, 2018 • Tree Assessment & Preservation Plan (TP1 & TP2), prepared by Cosburn Nauboris Ltd., dated November 20, 2018 8. Procedurallnformation 8.1 General written comments regarding this proposal should be directed to the City Development Department oral comments may be made at the Public Information Meeting Information Report No. 08-19 � '.�- : • all comments received will be noted and used as input to a Planning Report prepared by the City Development Department for a subsequent meeting of Council or a Committee of Council • any member of the public who wishes to reserve the option to appeal Council's decision must provide comments to the City before Council adopts any by-law for this proposal • any member of the public who wishes to be notified of Council's decision regarding this proposal must request such in writing to the City Clerk Owner/Applicant Information The owner of this property is Marshall (Finch) Ltd. and is represented by Design Plan Services Inc. Attachments 1. Location Map 2. Air Photo 3. Submitted Conceptual Site Plan 4. Submitted Draft Plan of Subdivision 5. Submitted Draft Plan of Condominium Prepared By: C- � � � %��`_- . , �: , ✓ . � Cody Morrison ) Plann r II i � Nilesh S rti Manager, Development Review & Urban Design CM:NS:Id Date of Report: April 18, 2019 Approved/Endorsed By: �,� Catherine Rose, MCIP, RPP Chief Planner achment # ( t� �.�r..a.A,.�bin.v C9ss�onrf # i�� " � � Location Ma C�t� o� File: SP-2019-01, CP-2019-01 & A01/19 PICKERING Applicant: Marshall Homes Finch Ltd City Development Pro ert Descri tion: Part of Lots 31 & 32 Concession 2 South Now Parts Department 2-4 and 6, 40R-29566 and Part 2, 40R-29965 SOU�= Date: Feb. 08, 2019 o,Po,aoo�o e e��9 �«e u�aan,� e,��e�se om �ee�s ���e,, �a�o mswo a��,a e SCALE: 1:5,000 4�I rigMn reservetl.� Her I.lajesry lhe Oueen In Right ol Canada, pepa�lmeM ol Nalural Rewurces. A1 ri9his reserved.; �TeraeutEnterynseslnc.er�dHsauppf rsaptightsreserved.;0p.luNcipalPmperlyAssessmeniCorpora�bnerWlssuppFersaiinghktezerved.; TNISISNOTAPLANOFSUftVEY. ��fachment � � to ' � yk�'~ �' �4 s. 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Finch Avenue � � _ - .. _ _ ,. -- -- .. _._ ._,_ I - Submitted Draft Plan of Condominium C`� °� File No: SP-2019-01, CP-2019-01 & A01/19 P 1 C K E R1 N G qpp�icant: Marshall Homes (Finch) Ltd City Development Property Description: Part of Lots 31 & 32 Concession 2 South Now Department Parts 2-4 and 6, 40R-29566 and Part 2, 40R-29965 FULL SCALE COPIES OF THIS PLAN ARE AVAILABLE FOR VIEWING AT THE CITY OF PICKERING DATE: A f 12, 2019 ' CITY DEVELOPMENT DEPARTMENT. P '